And in the future if you decide you need to pay someone you pay them out of the tenant’s money after they move in.

They have SCAD, Memorial Health University, and the new Enmarket Arena that's gonna bring more than ample traffic year-round.

As a broker, my biggest pet peeves are hard money lenders circumventing to my clients, not being upfront about fees, asking for a commitment fee prior to issuing loan docs, and "matching" my broker fees, even though I underwrote the file, got the client, and did all of the processing work. 

Institutional private money is really no different than Hard Money except maybe they can close a little faster but sometimes it is a title issue and you can't anyway.  

I have already talked to hard money lenders and got the pre approval.

You will pay 10% penalty plus taxes on that money.

You seem to have a bug up your butt about hard money versus private money, @James McGovern, as it seems to be your favorite topic.

Regarding amenities, focusing on affordability is smart, but even small touches like well-maintained landscaping and curb appeal, modern or fresh paint colors, energy-efficient LED lighting, updated cabinet hardware, ceiling fans, good window treatments, and ample storage solutions all stand out and can help fill units faster and improve tenant satisfaction.

Even in my own business, where we own about one 800 units across Massachusetts, New Hampshire, and Maine, the only times we have ever lost significant money were the projects where we drifted outside our buy box or took on something we did not fully understand.

@Kelly SchroederPrivate money for purchase and DSCR loans to refinance out of the private loan.